Davis Planning Commission Meeting – June 11, 2025

This evening meeting of the Davis Planning Commission covered three main items: an informational presentation on proposed Traffic Impact Study (TIS) Guidelines, a public hearing on the 2025 Omnibus Zoning Ordinance amendments, and an update on the Long-Range Calendar. Commissioners also received staff announcements, approved consent calendar minutes, and discussed future work. The meeting adjourned at 8:59 PM.

Consent Calendar

• Minutes from March 12, 2025, were approved unanimously.

Public Comments & Testimony

• No public comments were offered for items not on the agenda or for the TIS presentation.
• During the Omnibus Zoning Ordinance discussion, no public comments were received in the room or by phone.

Discussion Items

1. Traffic Impact Study Guidelines (Informational)

Ryan Chapman, Assistant Director of Public Works, presented draft guidelines that establish when and how traffic impact studies are required. Key points:

• Studies triggered for projects generating 500+ daily new trips (with 100+ in AM or PM peak), in areas with existing congestion, or where safety concerns exist.
• Studies not needed if criteria are not met or if a CEQA exemption applies (e.g., high low-income housing projects).
• Analysis includes existing conditions, existing+project, cumulative scenarios, and multimodal integration (bike/ped).
• VMT analysis follows state guidance: per capita VMT for residential, regional VMT for commercial.
• No AI currently used for traffic counts; real counts preferred.
• Commissioners asked about driver behavior, cut-through traffic, post-occupancy remedies, tree removal for sight lines, hierarchy of traffic calming, VMT metrics, and financial feasibility of transit assumptions.
• Chapman noted that TIS reports are paid for by developers and that conditions can be imposed at approval but not retroactively.
• Commissioners requested more visual data presentation (e.g., GIS maps) for future reports.

2. 2025 Omnibus Zoning Ordinance Amendments (Public Hearing)

Thomas Oakner, Associate Planner, presented proposed amendments after 1.5 years of work. Major topics:

• Parking: Removal of minimum parking requirements citywide per AB 2097 (within 1/2 mile of transit), while retaining development standards for provided parking.
• Shade Structures: New alternatives for covered parking: option A maintains 50% tree shade within 15 years; option B larger tree footprints without 50% requirement; option C allows solar carports with 30% coverage. Staff proposed that solar energy be used on-site to offset tenant utility costs.
• Definitions: Added/updated definitions for family (fair housing compliance), low-barrier navigation center, dwelling types (single-family, duplex) to clarify ADU rules.
• Medical Services: Proposed replacing undefined “medical services” with defined “medical clinic” (two or more practitioners). Commissioners expressed concern this might be too narrow.
• CUP Permit Extensions: Changed from 18 months + 18 months discretionary to a single 36-month period, with possible additional 18-month extension.
• Public Hearing Notice: Proposed removal of 45-day deadline for hearing after application determination (to align with state noticing changes).
• Other: Reduced rear yard setbacks for accessory structures (10 ft to 5 ft), eliminated minimum separation requirement, allowed arbors at zero setback, defined small storage sheds.

Commissioners raised several concerns during clarifying questions, including:

• Catherine Brinkley questioned the removal of the 45-day hearing timeline, the 30% solar carport coverage (suggested 50%), and the limitation of solar energy to on-site use.
• Vince McLaughlin advocated for keeping the 18+18 month CUP extension and opposed changing “medical services” to “medical clinic” without a broader definition.
• Alan Roe supported 50% shade and expressed concern about limiting solar benefit to tenants.
• Georgina aligned with Brinkley and Roe on shade and solar.
• Greg supported the 36-month extension based on developer financing challenges.
• Johannes asked about SRO definitions and faith-based shelter impacts (none).

3. Long-Range Calendar Update

Dara Dunworth, Principal Planner, provided updates:

• General Plan Update: First public feedback meeting scheduled August 13, 2025 (not a regular commission meeting). Commission representatives to be selected through a transparent process in August/September, with first General Plan Committee meeting in October.
• HRMC Merger: Historic Resources Management Commission to be merged into Planning Commission; staff working on structure, targeting fall 2025.
• Large Projects: Village Farms and Willow Grove target council approval by January 6, 2026; staff aims to provide documents 7–10 days in advance.
• Commission Schedule: No regular meetings in July 2025; August may have HRMC merger and nomination process items.

Key Outcomes

• Consent Calendar: Approved unanimously.
• Omnibus Zoning Ordinance (Motion): Moved by Commissioner Brinkley, seconded by Commissioner Roe. Approved unanimously with the following amendments:
  1. Restore the 45-day public hearing timeline in §40.22.180 (remove deletion).
  2. Change solar carport coverage from 30% to 50% and remove the requirement that solar energy be used only on-site (in §40.25.060.F.3).
  3. Hold the proposed change replacing “medical services” with “medical clinic” (in §40.13.013 and related sections) pending further staff analysis and broader definition of medical services.
  4. Staff directed to add SB 9 and SB 450 updates to future omnibus amendments.
• Traffic Impact Study Guidelines: Informational only; no vote taken. Commissioners’ feedback (e.g., visual data, VMT clarification, driver behavior modeling) to be incorporated.
• Long-Range Calendar: Noted; no formal action.